Florida remains one of the most active short-term rental markets in the country, but rising competition, tightening local regulations, and higher insurance costs have made some investors more cautious than they were a few years ago. Here’s a realistic look at where STR investment still makes sense in 2026, and what to check before you buy.

Where Demand Is Holding Up

Florida continues to rank among the top states nationally for short-term rental demand, driven by year-round tourism, no state income tax, and steady population growth. Markets near theme parks, beaches, and golf/retiree destinations tend to hold occupancy better than oversaturated urban condo markets. Smaller, less-saturated markets are increasingly where investors are finding stronger cash-on-cash returns than in the most famous vacation towns.

What’s Changed Since the Early STR Boom

A few things separate today’s market from a few years ago. More counties and HOAs have adopted permitting rules and occupancy limits, so zoning and licensing need to be confirmed before you buy, not after. Insurance costs have risen, particularly for coastal properties. And with more inventory on platforms like Airbnb and Vrbo, pricing and guest experience matter more than simply listing a property and waiting for bookings.

Before You Buy: What to Verify

Whether you’re buying your first short-term rental or adding to a portfolio, check these before making an offer:

• Local STR licensing, permitting, and any occupancy caps at the county and city level
• HOA or condo association rules on short-term rentals, which can change
• Realistic occupancy and nightly rate comparisons for that specific neighborhood, not just the metro average
• Insurance costs and requirements for rental use
• Property management costs if you won’t be self-managing

The Bottom Line

Short-term rentals in Florida aren’t the guaranteed win they were treated as a few years ago, but for buyers who do the homework on regulations, insurance, and realistic income for the specific property, the fundamentals of Florida’s tourism and population growth still support the case. Ne Plus Ultra Realty Group works with both new and experienced STR investors to evaluate properties before you buy. Contact us to talk through a specific property or market.

Marion County’s housing market has stayed tight through 2026. As of the second quarter, the median home price sits at $280,000, up 2.3% year-over-year, homes are averaging just 21 days on the market, and there’s only about 2.8 months of inventory, well below what’s considered a balanced market. Correctly priced properties are selling at 97% of asking price. For buyers priced out of a fast-moving resale market, land is becoming one of the smartest ways in.

A Tight Market Means Land Is Your Way In

With move-in-ready homes selling in about three weeks and inventory running low, competition for existing houses is fierce. Buying a lot now lets you lock in land at today’s price, then build on your own timeline instead of bidding against other buyers for a finished home. It’s a strategy investors and future homeowners are increasingly using across Central Florida.

What’s Driving Marion County’s Growth

Ocala and Marion County continue to draw new residents thanks to relatively affordable land compared to Florida’s coastal metros, a lower cost of living, and steady new construction activity, with new-build homes carrying a median price around $305,000. Horse country charm, proximity to Orlando and Tampa, and no state income tax add to the appeal for both relocating families and investors.

A Real Example: Ocala Estates

We’re currently offering 8 individual, buildable lots in Ocala Estates, each approximately 0.23 acres and zoned R4 for single-family and low-density residential use. Lots are priced around $28,000 each and are sold individually, not as a bulk package, so you can buy exactly the parcel you want. It’s a straightforward entry point for anyone looking to build in Marion County without waiting out today’s tight resale market.

What to Check Before You Buy Vacant Land

Land purchases move faster and involve fewer moving parts than buying a finished home, but a little diligence goes a long way. Before you close, confirm:

• Utility availability: well and septic, or county water and sewer
• Access to the parcel, including any easements
• Current setback and lot-coverage rules with the county zoning department
• Whether the parcel is subject to an HOA or deed restrictions

Ready to See What’s Available?

If you’re considering land in Marion County, whether to build now or hold as an investment, Ne Plus Ultra Realty Group can walk you through current availability, pricing, and what to expect from the buying process. Contact us to see current lots and pricing.

Florida remains the most searched U.S. state among international home shoppers, and the numbers back it up. In the first quarter of 2026, Miami alone captured over 10% of all international buyer views on Realtor.com, with Orlando and Tampa also ranking among the nation’s top five metros for overseas interest. If you’re an international buyer wondering whether you can actually own property here, the answer is yes, and it’s simpler than most people expect.

No Citizenship or Residency Required

International purchasers can legally buy homes, condos, land, and investment property in Florida without U.S. citizenship or permanent residency. You don’t need a green card, a visa sponsor, or even to be physically present at closing; most transactions can close remotely using a power of attorney.

Why Florida, Specifically?

Beyond the weather, buyers are drawn to Florida’s tax advantages (no state income tax), established international buyer networks, and strong long-term appreciation. Canadian buyers currently represent the largest share of international demand nationally, with strong interest also coming from Mexico, the UK, Germany, and Australia.

Financing Options for Foreign Nationals

You don’t need U.S. credit history or a Social Security number to get a mortgage. Common options include:

• Foreign National Conventional loans, typically 25-30% down
• Foreign National Jumbo loans for luxury properties, 30-40% down
• DSCR loans, which qualify based on a property’s rental income rather than your personal income

Lenders will generally ask for a valid passport, proof of funds, bank statements, and an ITIN or SSN if you have one.

What About Taxes?

Foreign buyers pay the same property taxes as U.S. citizens, no different rate. The one thing to plan for is FIRPTA (the Foreign Investment in Real Property Tax Act), which applies when you eventually sell: the IRS requires 15% of the gross sale price to be withheld at closing. It’s not an extra tax, but it does affect your cash flow at sale, so it’s worth planning for with a qualified accountant.

The Buying Process, Step by Step

1. Define your goals: investment, vacation home, or relocation
2. Work with an agent experienced in international transactions
3. Tour properties in person or virtually
4. Review U.S. tax implications with an advisor
5. Make an offer and negotiate
6. Arrange financing or funds, and close, often remotely

Ready to Start Your Search?

Whether you’re looking at a condo, a vacation property, or land to build on, Ne Plus Ultra Realty Group works with international buyers throughout the purchase process, from your first questions to closing day. Contact us to talk through what you’re looking for.